48 EAST AVE 1303 78701
| Owner | LAZAR FAMILY LIVING TRUST & |
|---|---|
| Parcel ID | 0203032833 |
| Short ID | 958541 |
| Type | Real |
| Use Code | 22 Hi-Rise Condo / Apartment |
| Valuation | Income |
| Improvement SF | 641 SF |
| Land SF | 53 SF |
| Acres | 0.001 |
| Year Built | 2021 |
| Legal | 48 EAST CONDOMINIUMS UNT 1303 0.2969%INT IN COMMON AREA |
| Neighborhood | CBDR_C |
| Land | $36,384 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $36,384 |
| Improvement | $148,368 |
|---|---|
| Total Improvement | $148,368 |
| Market | $184,752 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $184,752 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $184,752 |
| Taxable Value | $184,752 |
|---|
Appreciation: Market value has risen +63.0% from $113,377 (2023) to $184,752 (2025), a CAGR of 27.7% over 2 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2023→2024), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +0.2%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $3,781. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 20% of market value ($36,384 land vs $148,368 improvements), about $686/SF of land. Most value sits in the improvements, so building condition, age (~5 yrs), and rent roll drive the underwriting.
Submarket Position: At $184,752, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +27.6% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $626,253 by 2030, with an estimated annual tax burden around $5,605. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 641 SF | ✓ |
Market value changed by 486% in 2023, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $1,709.33 | $1,709.33 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $968.13 | $968.13 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $694.38 | $694.38 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $218.05 | $218.05 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $191.03 | $191.03 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $3,780.92 | $3,780.92 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $402,128 | $184,752 | +117.7% |
| Assessed Value | $402,128 | $184,752 | +117.7% |
| Land Value | $46,646 | $36,384 | +28.2% |
| Improvement Value | $355,482 | $148,368 | +139.6% |
| Taxable Value | $402,128 | $184,752 | +117.7% |
| Total Tax 2026 = estimate |
~$8,229
Estimated
|
~$3,781
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $471,428 | $402,128 | -69,300 (-14.7%) |
| Taxable Value | $471,428 | $402,128 | -69,300 (-14.7%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $402,128 | $46,646 | $355,482 | — | $402,128 | $402,128 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $184,752 | $36,384 | $148,368 | — | $184,752 | $184,752 | ~$3,781 | Partial |
| 2024 | $664,696 | — | — | −$628,312 | $36,384 | $— | $13,014 | Verified |
| 2023 | $113,377 | — | — | −$76,993 | $36,384 | $— | $12,026 | Verified |
| 2022 | $— | — | — | — | $26,495 | $— | $2,239 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +155.2% ! | +155.2% | ~100% | Not available | Partial |
| 2025 | -71.9% | -71.9% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 1.9800% | Verified |
| 2023 | +486.3% ! | +486.3% | ~100% | 1.8100% | Verified |
| 2022 | base year | — | ~100% | 1.9700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +63.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +117.7% | +177.3% | +13.9% | +486.3% | 2024 | -72.2% | 2025 |
| Assessment Ratio | 100.0% | 59.4% | — | 100.0% | 2025 | 5.5% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$3,781 | $9,607 | ~$4,820 | $13,014 | 2024 | $3,781 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$235,842 | ~$203,227 | ~2.0139% | ~$4,093 | +27.7% |
| 2027 | ~$301,060 | ~$223,550 | ~1.9814% | ~$4,429 | +63.0% |
| 2028 | ~$384,313 | ~$245,905 | ~1.9488% | ~$4,792 | +108.0% |
| 2029 | ~$490,589 | ~$270,495 | ~1.9163% | ~$5,183 | +165.5% |
| 2030 | ~$626,253 | ~$297,545 | ~1.8837% | ~$5,605 | +239.0% |
| 2026 | ~$232,147 | ~$203,227 | ~2.0465% | ~$4,159 | +25.7% |
| 2027 | ~$291,700 | ~$223,550 | ~2.0465% | ~$4,575 | +57.9% |
| 2028 | ~$366,531 | ~$245,905 | ~2.0465% | ~$5,032 | +98.4% |
| 2029 | ~$460,559 | ~$270,495 | ~2.0465% | ~$5,536 | +149.3% |
| 2030 | ~$578,707 | ~$297,545 | ~2.0465% | ~$6,089 | +213.2% |
| 2026 | ~$239,537 | ~$203,227 | ~1.9977% | ~$4,060 | +29.7% |
| 2027 | ~$310,568 | ~$223,550 | ~1.9488% | ~$4,357 | +68.1% |
| 2028 | ~$402,661 | ~$245,905 | ~1.9000% | ~$4,672 | +117.9% |
| 2029 | ~$522,064 | ~$270,495 | ~1.8512% | ~$5,007 | +182.6% |
| 2030 | ~$676,873 | ~$297,545 | ~1.8024% | ~$5,363 | +266.4% |
In 2025, this property's market value of $184,752 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -87% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $184,752 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $664,696 | $661,016 | $1,438,465 | $3,471,171 | ↓ Below median | +0.0% |
| 2023 | $113,377 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | — | $553,066 | $1,215,730 | $2,939,150 | — | +3.3% |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.